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Land Use Case.HP.418 E Cooper Ave.HP-1991-19
418 E. Cooper Special Occasions 4 Ca»e, Lip L €9- R Block 89 - Red-Onion Condominiums ~ - --11-,t EMOI:ki . -d..............................i#.1 .,A . 1 -1 H . 1 1) Project Name 5pec#Arl- 0,5·CA"Ste»4* 2.'MODel 2) Project Ioication 41 6 €,AST Coor€12- AVE, 0 1 A·brehl I Co. 25\Gll SLoCAL 69 Ukirr 1 Eer) Oulow CONboMI,40*5 ( indicate street address, lot & block Umber, legal description where appropriate) 3) Preserrt Zoning dc- 4) Lot Size NA 5) App~icant's Name, Address & PhDne # M Rs, 1-4-rk Heu.eg- 422 *AST Coop€•2 ANS, A'676#,05 12.5 - : 7 55 Co) 6) Representative' s Name, Address & Rlone # 4;11 84©M ~ REMO ' AR-41(ECr5 416 eAer- e£:fe* Ave , Aspe,1 100. 92.5 - 59(ob Cob 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline - Conceptual RID ~< Minor Historic Dev. Stream Margin __ Final RID - Historic Demolition Mountain yiew Plane - Subdivisian Historic Designation Cor•hniniumi,atinn Text/Map AnherxhNIt (PUS Allotment Lot Split/Iot line - QUS Eboemption Adjustment 8) Description of Existing Uses (mmber ard type of existing structures; approocimate sq. ft. ; rtmber of bedroans; any previcus appravals granted to the property). CoMMe,LA AL 096, 1 ex I·erING, ST~uc;rURE MASON BY¢ Woo© col·Isr~uc:mo,1, 1 6609 s, Ater 9) Description of Development Application K.Gl.0£*re E:hrrivf tx=c,g- Al•LD 51 De U *Er PPM 9,1911/kh 12€,CE,9SED 1»51-11061 -ro A Fll)€,&4 pos\-now 141-rl -rw€r ·sroRM=Rohtr. 10) Have you attached the following? X Response to Attachment 2, Minimum Submission Contents X Response to Attachment 3, Specific Submission Contents * Response to Attachment 4, Review Standards for Your Application ATEACHMENr l 1) Project Name 5rec,Al- 04(Aileht; 121'MODel 2 ) Project IDcation 4\2, 6AsT 0507€12- Ave,,Asm,1- db, B\Gli S LocAL 69 U kirr 1 260 0•tow CowboMIWIUBAS ( indicate street address, lot & block kmber, legal description where appropriate) 3) Present Zoning .C 4) Iot Size NA . 5) Applicant's Name, Mdress & rhone # M ~6 , l.-1-rk HGLL£:g.~ 422 GAST Cooper AN€ , AYER , co 125. I755 Co) 6) Repres~tative' s Name, Address & Itione # 61|EMON ~ Re•Jo · ARCHrm¢,5 416 EAg- eof€42. Ave , Aspet,Co . 925 - 59(ob Co) 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA Comeptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline _ Conceptual FUD ~ Minor Historic Dev. Stream Margin Final ]?UD Historic Demolition Mountain View Plane Subdivision Historic Designation Condominiumization Text/Map AmerxlnErt CM@S Allotment Lot Split/Lot line (NOS Ensiption Adjustment 8) Description of Existing Uses (number and type of existing structures; approocimate sq. ft.; nmber of bedroams; any previous apprcvals granted to the property). CoMMMUA AL U56, 1 eXPS-nhle STFULn#26 MMoWILY¢ Wed, 2£,Nsmuaric*, 16629 sr Wer 9) Description of Development Application R-Gl.0,*re tht-ruf tx=ce ARD SIDeLIGR¥1- F:RAM mt,911 MA 12eCE,9SED Fternc)61 1-0 A PU,Sft pos\-noW 141-rN -rw€r ·,rt>REA~Wohtr. 10) Have you attached the following? X Response to Attachment 2, Mininum Submission Contents X Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your Application L ' e 6-'- GIBSON S FIENO • AACHITECTS SPECIAL OCCASIONS UNIT 1 RED ONION CONOOMINIUMS A MINOR HISTORIC DEVELOPMENT 418 E. COOPER AVENUE • ASPEN, COLOFRADO 81611 • 303/9255=5968 • FAX 303/925-5993 i-- GIBSON & FIEND • AFICHITECTS -TABLE OF CONTENTS- Representative's Authorization Disclosure of Ownership Vicinity Map Description of Development Review Standards Photographs Drawing of Proposed Change (under separate cover) 418 E. COOPEA AVENUE • ASPEN, COLORADO 81 611 • 303/92E.5968 • FAX 303/925-59933 '1461 ~ - -Err ft MdrRUST©o· ~ar February 13, 1991 Ms. Roxanne Eflin Director od Historic Preservation Aspen/Pitkin County Planning Department 130 South Galena Aspen, Co. 81611 Dear Roxanne: Special Occasions Inc. has employed Gibson & Reno Architects to be the Owner's representatives for the purpose of seeking approval of the proposed adjustment of the storefront entry at Special Occasions. Gibson & Reno Architects located at 418 E. Cooper Avenue, Aspen, Co., 81611 are to be contacted at 925-5968 on our behalf while this project is in the approval process. Sincerely, /loud~ Special Occasions Inc. 422 E. Cooper Avenue Aspen, Colorado 81611 (303) 925-1753 334 1. Iii Mi\A AVE. • POST OITICE BOX :3677 • ASPIAL COLORADO 81612 • INIONE 30:1/923-6700 .. LAW OFFICES OATES, HUGHES & KNEZEVICH PROFESSIONAL CORPORATION THIRD FLOOR. ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE LEONARD M. OATES ASPEN. COLORADO 81611 AREA CODE 303 ROBERTW HUGHES TELEPHONE 920-1700 RICHARD A KNEZEVICH TELECOPIER 920-1121 OF COUNSEL. JOHN THOMAS KELLY February 11, 1991 HAND DELIVERED Ms. Roxanne Eflin Historic Preservation Planner Pitkin County Planning Office 130 South Galena Aspen, CO 81611 Re: Disclosure of Ownership-Unit 1, Red Onion Condominiums, Aspen, Pitkin County, Colorado Dear Members of the City Aspen Historic Preservation Committee: Condominium Unit 1, Red Onion Condominiums, Aspen, Colorado, is owned in fee simple by Red Onion Investors Joint Venture, a Colorado joint venture, and is presently under lease by Red Onion Investors Joint Venture, as Landlord, to Special Occasions, Inc., a Colorado corporation, as Tenant. This letter is written by Leonard M. Oates, Esq., an attorney licensed to practice law in the State of Colorado. Very truly yours, OATES, HUGHES & ]5#·E@EVICH, P.C. LUAard k.~ Oates tlf rcdonion\2.11 25/229 bv# '··,J' 1»091#5-'»J. J . 11 1 -3 U 3\ . i -1 r--J-Ll; 1 0-7 1 F O. 1 . 1- ]J '1 \ -(7 3 1 14.0 . -- 1 . 0 --1- r· , , C ' 1-n 11- ---- 4. d . 11% CIO ··11 j f ' ' iN J -,1 - : /0 .. .. i. 1 ft i -- '3~ -e 1 1 ' 2 1, . - 1/ f 1 49-a L nAIN 111 ' li 1 2 -1 ' ./ 1 0 00/-'· 1 9 _ - '4/1 .1 . I . /* '8 ' U'--1- : 1 /1 .Q.JI- 4 21·.6.-4 . -'. 6. h - 9. 7 3 ..1 ... 1 .* I I - . I 2-*1 ~ ~ ' ---2 Lj '9 -* 1.194 1 L-,1 *F- ----1 F 1 . 2.* Ful J 1 7 1 1. . 0 4 : 1 1 L--- 4 i 1 1.': i~ i i L i_. --.f . 1 'F - 1 -A « ~1 , . j.4 .... - -4- L 3 81) 4 12 y t i 44 ) 1 1 -4, A -1--ZE-L 1-1-; M I 1 , 0 f ' ' C r noBI' J I b 931 "1 11 1 Lfr- -· O rh -/ 17 7/ ~ ~-1 -*. i . 7 , \. 3 : t. 2....t, 1 ' I I ' I 4~29 V .-1 1 4 lili 1- 1 1 111 .1 1 11 4 I t- 1 Di g L 11 1 -J 1 }-1\ 1. i. 1 , 1 L - 52-=4 0- -10% 1. t. 1 . 1 1 -L -11 ; j . L.---11 - .-- : 01,1,1 1-1 , n . - 2 -l, L liu- - m ' - r i !.2 i i . ~-- - 3 '1 3 € .11' , f - F---1 1 j ; t .- '.4 1 - 1 - 1 9 LO 1 ; I, i ' C~ 4. 1 5 7 1 1 7 1 . /1. , 3- Er ht i - r 1 .0 1. ,· J h T ' -4 8 1, ~ 5 L.- .----.- --.-1 r 1 51.1[1 ) 4 -31 'ljoi g .1- . UL, 0 - L 1 f.1 i 1 \ It 1---„ 1, ' 11 1 - 1, L- * ' i« 4- . -11:1 L__1 11 111 /1 -/ 1 . -:M*-'.' 'H.' ' ' -7 11>j : 1 1-N.- -4 - -1,1 1 V w 1 1 &1 1 1 10-0 x 0 11 Ht, 2 1 2 \· 1 r .. SPECIAL OCCASIONS DESCRIPTION OF THE PROPOSED DEVELOPMENT Th~ proposed development is to relocate the entry door and side light from the existing recessed position to a flush position with the storefront. The existing jamb area at the storefront will be maintained and will remain the same existing green color. The door is to be reused if at all possible, or a similar door will replace it. The existing oak trim is to be reused for the area around the head, jamb and sill of the side light and door. A new side light will be constructed SO the existing opening remains untouched. All the existing side lights and framework will be removed from the recessed location. Please note that the original facade of the building had the entry flush with the storefront. Enclosed is a copy of a picture in HPC files showing this situation. .. -REVIEW STANDARDS- a.. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area. HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. The existing facade Of Special Occasions is presently compatible in character with development on adjacent sites. The facade will not be altered significantly by bringing the entry out to the face of the storefront and will restore the building's face back to its original design. The flush entry will then become similar to the Red Onion Building entry. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Presently, the recessed entry is not very apparent. The recessed feeling comes from the two buildings adjacent to it. The Red Onion building has its green canvas canopy extending into the mall on the west side. The Sabbatini store has the black wooden structural canopy on the east side. With these two canopies, the whole single story facade seems to be recessed from the mall. By moving the entry flush to the face of the storefront, the mall's character will not be altered. C. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Because the alteration of the entry is extremely minor, there will be no effect on the cultural value of the area. . 1~ d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Even though a recessed entry is suggested as a part of the historic facade of a storefront, "to create shelter from inclement weather and provide clearance for the door swing", these two items are already satisfied. The use of its existing canopy above the entry sheds the weather. The pedestrian traffic flow is significantly set away from the storefront because Of the adjacent buildings' canopies so the door swing will not interfere with it. All existing materials Will be maintained as they are presently so the architectural integrity of the building is virtually unchanged in function, traffic patterns and materials. .· .. ...Z *..1 1. 4 I. 1 . 4 ~1 , h..1 . ' . r , aL .mon, - 4 17«« 77771 2147~7,%~ FZ-42.4-1 L=1=--14 • 0 IT rtor- - SPECIAL Oda. 4...-4 j 1.-- 1.' 4 -7 3,11, 1 1. - , I. . 1 2'.. '· 1 k ,/ . , I qi· -'f'~4..g..r~ 14344:19<6j~prf09-41¢y&*4<f ~ff *sfiR#*td ~- 431·f~,31.~i;.i-di f.3Ff ., ... ..·;~ . 7,;I,,-*,·.·-'.R;'~·' ·.·42.~'·14 ,5.:o.1052*xe,E..4*¥ .€& i.~ i'-¢-',5·ff,'-44~22#6~*§,?f'~B'· ·!;'~6·:·9€4:..t'4:f--9*fb-'-gl....,.fi:.- .1.-:. ... ~ .? t · N! I. ./ r. I C 4© jt I '4*71 . 9 4 4- nt-:4453 9, '-:c #t· 123 S 1 M 3 I- 9 4 /1 44 i 7 , -- 01 - . 1. - I- -. , , 4 ~t''A;6·. 0 J U . ,%4#.1- 1013''AL.~~mt.~-..~#x.~:~PERC#le#,~~61*:i:T.: .1:. -I-, 1 ) 4 1 j.. I.'.40«- 1 #050 - S. --* .7~ 11 -,1 L -kt/#FF 6- //:Ape'*/0/JZM . ..0 4 p., I'll/2..:CUP* ... ... r . . . .., 4..6- 1 All, 3 , , .._ 3, r, . i '1 + . . 9. , 2·~ ~ -t..i® r ·2·401 1 *. 305.61,'1 1 j' 7 33'.-,4.... 7% , -- r ''../6 -=--- 1 b. . I i : .4¥ i C,·b©• , 11. 44 . . t f >'44·*··ot: >, ,·v :'fi.,A .,~ „:....0.-101 - ..~19.4¥? Cblf.i *·~ ,ti...bf-·1 4- '12, --I 1 -~ 7 33).(,1.,)133 '4·3. + ezibf , 24*,3:+643¥.·71•~- --* Er,NV/7- 1.0~rt ,):rd,nl, I . mwin im ill• .,.",9.5.:, '.°b. . *I' .. Rk , FLUU' . t L.-1 il k .. . I . - - ' ir . *)*Al AFF . ,· 39 ·It'. ./ . ~~ 0 u''i'jib . A 1 ·44~7,~ #ii.41: :u.Ill ,/21·4.:; :~; o,. i , .1 , .- 1 911. .. .D . L ~-- GIBSON & FIEND • ARCHITECTS SPECIAL OCCASIONS UNIT 1 RED ONION CONOOMINIUMS A MINOR HISTORIC DEVELOPMENT 418 E. COOPER AVENUE • ASPEN, COLOAAC)0 81611 • 303/9261=5968 • FAX 303/925-5993 L ' ~6- GIBSON & FIEND • ARCHITECTS -TABLE OF CONTENTS- Representative's Authorization Disclosure of Ownership Vicinity Map Description of Development Review Standards Photographs Drawing of Proposed Change (under separate cover) 418 E. COOPER AVENUE • ASPEN, COLORADO 81 811 • 303/925=5968 • FAX 303/925-5993 M¢rRUS,0. ¥ February 13, 1991 Ms. Roxanne Eflin Director od Historic Preservation Aspen/Pitkin County Planning Department 130 South Galena Aspen, Co. 81611 Dear Roxanne: Special Occasions Inc. has employed Gibson & Reno Architects to be the Owner's representatives for the purpose of seeking approval of the proposed adjustment of the storefront entry at Special Occasions. Gibson & Reno Architects located at 418 E. Cooper Avenue, Aspen, Co., 81611 are to be contacted at 925-5968 on our behalf while this project is in the approval process. Sincerely, 2/7 Special Occasions Inc. 422 E. Cooper Avenue Aspen, Colorado 81611 (303) 925-1753 . 3:14 1.. 11¥Al,1 4 AVE. • POST OFFICE BOX 3677 • ASPEN, COLORADO 81612 • PliONE 30:3/925-6700 .. , LAW OFFICES OATES, HUGHES & KNEZEVICH PROFESSIONAL CORPORATION THIRD FLOOR. ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE LEONARD M. OATES ASPEN. COLORADO 81611 AREA CODE 303 ROBERT W HUGHES TELEPHONE 920-1700 RICHARDA. KNEZEVICH TELECOPIER 920-1121 OF COUNSEL: JOHN THOMAS KELLY February 11, 1991 HAND DELIVERED Ms. Roxanne Eflin Historic Preservation Planner Pitkin County Planning Office 130 South Galena Aspen, CO 81611 Re: Disclosure of Ownership-Unit 1, Red Onion Condominiums, Aspen, Pitkin County, Colorado Dear Members of the City Aspen Historic Preservation Committee: Condominium Unit 1, Red Onion Condominiums, Aspen, Colorado, is owned in fee simple by Red Onion Investors Joint Venture, a Colorado joint venture, and is presently under lease by Red Onion Investors Joint Venture, as Landlord, to Special Occasions, Inc., a Colorado corporation, as Tenant. This letter is written by Leonard M. Oates, Esq., an attorney licensed to practice law in the State of Colorado. Very truly yours, OATES, HUGHES & KNIZEVICH, P.C. By UI~~>~M (O-*ELO LUdiard M.< Oates tlf rcdonion\2.11 9 11 1 1 - 19 2 11' 1 11 1'1 - \A 1 , 1 1 . 1 ..1 1,1-1, -4\-31 1-'t. I 9 j J A ,..'-···j~ L_ I.i F ~ L. '; ' 1 R 1 I . li i u~r / 1 P·--f-1/ /.13'' fi -~~- f;-~jl~- -,70-- - - Enr 1--- ~ , m ... C - -7 In. 1.„.1 1 1 .1 al '#J · 31 t, 1-. . 1, 1 11 .1 - 11 49-(41_-ir_«_:-_3 1,_J ' /-.0 c . 4 N a If-n h ,|r .1 -7 11 - I I . 'll .-I .. ' .I ' 1 - 1 -/ 1 11 - b 1-41.1 -/1 1 p - . , .... t J / 5 - \J '- C ··0- M , '. -1 -1 , f -- C - / C€ E----1 1· , I er' I i , r 1 -r r 1 1 1 1 1 '11 1 , 41 1 1 n 1-,0 9 '- 4 L-ILA . j U -,2.41--1 £41-6 3 1-na h J:y ir.- 9-»d 1.-__.Jul-t.-i- i . :·,1 P c 4 V 1.4 'L 9.- 1 I [-4 -3 - 1 . 0 - - -- h. _ - -: 71 --01--- -f , 1 , -r--, - 1 ./ . r- ~1 1 5' ·,J i. 4' £ rs L_J ~I 0 / 1 11 1 - . I & '61.' -~ -) ,i r-/1' J n J / 1 - ' - ~----v----~ A / 4.2-9+, -3 1 1 '' 1/1 m---5--i-- «---/ h / 11.... ... 4-7 r ----.. -h r , 1 6.4 I z , 0 < 1 j n f T:. ./1 F .'__~ .- _ r-, 2-1-_'4 :JU'*iSI~ 15-.2.- ~ _-- 2 ,_ , ./ -· 1217 :: If -U - g - 1 1 f 'SPECIAL i illillill...................1,/ 1 4=0 1~ U '~ ':0 --.-V~ 21-* . --1 .1( 4, i: -,1 fOCCASIONS' ---- 9,1. W -/ C .1 4 ., h -.i , I n 'l I COOPER b 11. .... HIM.lillir - n -1.1 . / 1% 1 11 lili \ Of .-' I , it. · S t / E r) -.0 -, '-h - ' Co · 7 f.- _ .. 0 -r.\ r-Il m.../- .... i 11 1-/. . 4 1 -I l.1 -1 fli , ' 0-_15 Mpa I I e ..2 r. er-->-,ir- --4 ' / - 31 : -- . ...7-r,-i } 0-' a if.---t,t'b'y. _~* ., C ~ 3- -, - - r -- / --7- .. .1- ' , - i liz - --a · ~ ~ '1.€{1 --. 1 ,-1 --U--' u--31 1 ! 2 4,--~rifi _~ 11,c<Est-u~DE--J, 11 {fi -- ' L_ J LOCATOR MAP t 0 1.00 .6'ex:s~ C.h'J,1 J .. GIBSON & FIENO • ARCHITECTS FEB 1 3 131 TRANSMITTAL LETTER PROJECT: STEUAL GECASIOWS ARCH. PRO J. # 9021 TO: Hloc DATE: 2 · tb '91 ATTN : 12£'KARWE> EFLIN WE TRANSMIT: C V< Herewith Via [+AND DELIVEEED ( ) Under separate cover C ) Per your request FOR YOUR: ( ) Information ( ) Record/Use ( F) Approval C J/f Review/Comment ( ) Dist. to Parties THE FOLLOWING: ( ) Specs ( P~ Report C F') Drawings ( ) Change Order ( ) Addenda ( Ff Other COPIES DATE DESCRIPTION 5 - Af'FLICA-nobt 4:-O¥Z- A MINOEL 1-41*1-OFAC- DEVEL. 11·Lcu/Des 6 ee,1-,9 04= 1€*tr. rlAN ~ eUEV,JkD4 REMARKS: f-EM,15 2611-Acr VE; \E ») 0*01 126 Aut*TIOUAL- INFOEN\All©14 r¥- W: lou HAUD A)li (Quesrlosie COPIES TO: 1=Il.85 (w/encl.) By: 418 E. COOPER AVENUE • ASPEN, COLOPADO 81611 • 303/925-5968 • FAX 303/925-5999 /5, .. L '~ GIBSON & FIENO • AFICHITECTS SPECIAL OCCASIONS UNIT 1 RED ONION CONDOMINIUMS A MINOR HISTORIC DEVELOPMENT 418 E. COOPER AVENUE • ASPEN, COLORADO 81611 • 303/9251=5968 • FAX 303/925-5993 .. '~ GIBSON & FIENO • AFICHITECTS -TABLE OF CONTENTS- Representative's Authorization Disclosure of Ownership Vicinity Map Description of Development Review Standards Photographs Drawing of Proposed Change (under separate cover) 418 E. COOPER AVENUE • ASPEN, COL_OFRADO 81611 • 303/925=5968 • FAX 303/925-5993 .. V 4™usron· V. February 13, 1991 Ms. Roxanne Eflin Director od Historic Preservation Aspen/Pitkin County Planning Department 130 South Galena Aspen, Co. 81611 Dear Roxanne: Special Occasions Inc. has employed Gibson & Reno Architects to be the Owner's representatives for the purpose of seeking approval of the proposed adjustment of the storefront entry at Special Occasions. Gibson & Reno Architects located at 418 E. Cooper Avenue, Aspen, Co., 81611 are to be contacted at 925-5968 on our behalf while this project is in the approval process. Sincerely, 2*di Special Occasions Inc. 422 E. Cooper Avenue Aspen, Colorado 81611 (303) 925-1753 534 E. HYMAN AVE. •POST OFFICE BOX 3677 • ASPEN, COLORADO 81612 • PHONE 303/925-6700 .. LAW OFFICES OATES, HUGHES & KNEZEVICH PROFESSIONAL CORPORATION THIRD FLOOR ASPEN PLAZA BUILDING 533 EAST HOPKINS AVENUE LEONARD M. OATES ASPEN. COLORADO 81611 AREA CODE 303 ROBERT W. HUGHES TELEPHONE 920-1700 RICHARD A. KNEZEVICH TELECOPIER 920-1121 OF COUNSEL: JOHN THOMAS KELLY February 11, 1991 HAND DELIVERED Ms. Roxanne Eflin Historic Preservation Planner Pitkin County Planning Office 130 South Galena Aspen, CO 81611 Re: Disclosure of Ownership-Unit 1, Red Onion Condominiums, Aspen, Pitkin County, Colorado Dear Members of the City Aspen Historic Preservation Committee: Condominium Unit 1, Red Onion Condominiums, Aspen, Colorado, is owned in fee simple by Red Onion Investors Joint Venture, a Colorado joint venture, and is presently under lease by Red Onion Investors Joint Venture, as Landlord, to Special Occasions, Inc., a Colorado corporation, as Tenant. This letter is written by Leonard M. Oates, Esq., an attorney licensed to practice law in the State of Colorado. Very truly yours, OATES, HUGHES & KWEZEVICH, P.C. By 3>41 0%2 LUAard M.< Oates tlf redonion\2.11 fltil 4 471-1-4 Lod-I 1-_F-1~43-02-4\ f---1--1{1 1 [-1/ 5-7 7-44~yf~1~_<1__.-1--tfi.4.3- .1- 11 .O .il. / C ·- - 1 . 7 -1.r-/ \ I XI j . f . ...1. C < I 1 - ~t<_ iml* fi: 1 LTZ_'9 4 ~/ 4# R r /I :3,5-1- < -. 1 FJ n --4 4< \ 11. 111 1 , y-n~ 4 -~ ~%~ ) U 1 : L--22-431 1 E-9-1 7 \ 1 1 -™\ 4 0..Ii- 43 i ' i 12 + 1 ''1 5--1 r-1 , L-_-»u c CO-3 - 1 : i , 42 -2-2 i - C - ]J,-a.!5-41 U': mit ,-I--- 1. 77911 0.-] i \3 1 -- 41% / .~ L_.~ 1-· ~ · -~ 1%£4' / 5 0114 \ 0,1 rif . 6/1,- 1.1 £ 9- 1 S IN I h .. . 1, , · -. 1-1 -· -NE- t u L-104 4 4 - 1 C , 11«,5 '1 1 4 - - - T- - -r -_u,-__ -T- I j 1.1 3 1 1 3 6-- = 1 -2 -e 1 1 IT · r 1 1 C --1 1 I - *c-.-- ; + bj; J - A 1 =-- .2 1. 71 F '. m L 9. 1 1 11, r'' 1 ./; L ' '-0.0 I. t 4 . , .#. 1 1-1 1 1.1 L y .L=a . c ...3-3~0-03 .. -11 i . r-1 1 : 0 - L 13 r r - *1 -0 9--,s ~ 1%\il-=I= -- il}~ w ' - . i l 11 4 2-i-J '' ~ ~~ 11. 1 4 ; ~11 !0 1 11 1 LZE,ff. -1 'i I · - C . - . l , . 1-7----+I ' .. p 1/1 .1.9.,i!~11 //1, ~1 1~ 11+ -il 1 1 .,Dvd 4.4 1 1 ./ I \ r-1-1 1 , 1 - .-) 0 1 hy B , - + 8 1 29 .# 4/L --1- - r--~„ Lf' U .i_«tit_---j - 34-r_ . rz== 4-WIL] ~~ itt ~ 30:-4 Iii I · ,-4 0 , E- . lili ~-, I.%% = F __I , *_-u.x y~-· ~ I i fit n .-3 I N [ 2 2 E-J 44 '--1 - mr.'*14 ----·h , / k a 17· , i 120. r i - 1 ,-r-,2 22_.c 7/% ..© 'r-fre......~.1.- ..4-in.·C,~~»6 ut. 7.9 3=ZL=~2 - 1 i ¢ ...·'0 A , ..-a c// J -3.1 f ~ .- C''I 11 FR..a'-1--- , i. , 1! 4 f 7 71 .'- i 1 ----I .1 , 1. + 1 d 1 , 1 11: 1 , U r----1-11 ~<IiJ_JU l. '1 1 1€ 11 1 . . 1 1 [1. j --1 t. i - 04 44 4 Ltl 1 3 4 1 1 -L' - :ID , -- -C36 F* T L.| ~.__~~ Lan :i. 0 0 6 1 0 ' 1 .1 .. SPECIAL OCCASIONS DESCRIPTION OF THE PROPOSED DEVELOPMENT The proposed development is to relocate the entry door and side light from the existing recessed position to a flush position with the storefront. The existing jamb area at the storefront will be maintained and will remain the same existing green color. The door is to be reused if at all possible, or a similar door will replace it. The existing oak trim is to be reused for the area around the head, jamb and sill of the side light and door. A new side light will be constructed SO the existing opening remains untouched. All the existing side lights and framework will be removed from the recessed location. Please note that the original facade of the building had the entry flush with the storefront. Enclosed is a copy of a picture in HPC files showing this situation. .. L -REVIEW STANDARDS- a.. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area. HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. The existing facade of Special Occasions is presently compatible in character with development on adjacent sites. The facade will not be altered significantly by bringing the entry out to the face of the storefront and will restore the building's face back to its original design. The flush entry will then become similar to the Red Onion Building entry. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Presently, the recessed entry is not very apparent. The recessed feeling comes from the two buildings adjacent to it. The Red Onion building has its green canvas canopy extending into the mall on the west side. The Sabbatini store has the black wooden structural canopy on the east side. With these two canopies, the whole single story facade seems to be recessed from the mall. By moving the entry flush to the face of the storefront, the mall's character will not be altered. C. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Because the alteration of the entry is extremely minor, there will be no effect on the cultural value of the area. .. d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Even though a recessed entry is suggested as a part of the historic facade of a storefront, "to create shelter from inclement weather and provide clearance for the door swing", these two items are already satisfied. The use of its existing canopy above the entry sheds the weather. The pedestrian traffic flow is significantly set away from the storefront because of the adjacent buildings' canopies so the door swing will not interfere with it. All existing materials Will be maintained as they are presently so the architectural integrity of the building is virtually unchanged in function, traffic patterns and materials. : 1 :2 r . -/2.- · .2.93,1 . t ' , I - t 4, *4..: 3*t, f ~4-6/UiJ' 43.·,ti{: ..%. .~. 13. ~=·: Q.~.~ ~~~.·3., 9. 66'fr=< pi *: ''~* I 1 I , 1 - 1/ I~"JI· . ~;9 '.r 4'. h ; .1.. ..-..... ¥ $'47 4 ../00, 44 2i·.- 2/ 0 41%49·444~(424 «ii ii'ikilt}--- 5 L -6 IL~62-- ...il - 1 .,1 41.1, FI., 1. ' 1.9/:4 lic b.; i.......'.- - L. - - * 1 r : , ' a.40:' 14 '. "", - 1,1.('i.) 1/1 3,).r.# ,;'.,J ... t le . 0 /1. 4*444 /'414,/2..4 3_ r. WI'/ 6/I f j U , 1._ .0 ·· , 1, ./*4.' ..' '·*A .,111114 ..~ '4$ , s '1 455"4' 1,1 .IR "f!.~ m. 44 13 '1 1 .1 1 1 2. ', 1. : .=451 1 ........... ,.t t.% 2 11_ I 1 glv-=4,04 , , ~~ ~~4~ t,1 Y.4 4. A ," : .-· &02 .·:.7,~rt . · . i · ~ ~A't 1' 1 .. %. I. . MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 418 E. Cooper, Special Occasions Date: February 27, 1991 APPLICANT'S REQUEST: Minor development approval for the entry door relocation (from recessed to flush with facade) and addition of sidelights. LOCATION: 418 E. Cooper St., Unit 1, BLock 89, Red Onion Condominiums, Aspen, Colorado APPLICANT: Lita Heller, rep[resented by Gibson & Reno, Architects ZONING: CC (Commercial Core). (Not a historic building.) EXISTING CONDITIONS: Currently, the entry door to the first floor retail space is recessed. The applicant wishes to simply pull this door out to the mall-edge and align it with the facade, creating a flush position to the storefront. The doorway was originally flush with the facade. The existing jamb will be maintained and remain the same color. Awnings currently exist at this storefront level, and are proposed to remain the same. PROJECT SUMMARY and REVIEW PROCESS: The Development Review Standards are found in Section 7-601(D). 1. Standard: The proposed development is compatible in character with (designated historic structures*) located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. (*historic resource) Response: We find that this proposal meets this standard. The existing door is proposed to be retained and reused. The only change proposed for the windows is the addition of the sidelight, which staff finds is generally compatible with the district and this building. Materials remain the same, and are wood. - 0 0 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that this standard has been met. 3. Standard: The proposed development enhances or does not detract from the cultural value of (designated historic structure*) located on the parcel proposed for development or adjacent parcels. (*historic resource) Response: We find that this standard has been met. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a (designated historic structure*) or part thereof. (*historic resource) Response: We find that this standard has been met ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Minor Development application as proposed. 2) Approve the Minor Development application with specific conditions to be approved by the Project Monitor and staff. 3) Table action, to allow the applicant to restudy specific issues of the proposal. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the project at 418 E. Cooper as proposed. Additional comments: memo.hpc.418.ec 2 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 418 E. Cooper, Special Occasions Date: February 27, 1991 APPLICANT'S REQUEST: Minor development approval for the entry door relocation (from recessed to flush with facade) and addition of sidelights. LOCATION: 418 E. Cooper St., Unit 1, BLock 89, Red Onion Condominiums, Aspen, Colorado APPLICANT: Lita Heller, rep[resented by Gibson & Reno, Architects ZONING: CC (Commercial Core). (Not a historic building.) EXISTING CONDITIONS: Currently, the entry door to the first floor retail space is recessed. The applicant wishes to simply pull this door out to the mall-edge and align it with the facade, creating a flush position to the storefront. The doorway was originally flush with the facade. The existing jamb will be maintained and remain the same color. Awnings currently exist at this storefront level, and are proposed to remain the same. PROJECT SUMMARY and REVIEW PROCESS: The Development Review Standards are found in Section 7-601(D). 1. Standard: The proposed development is compatible in character with (designated historic structures*) located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. (*historic resource) Response: We find that this proposal meets this standard. The existing door is proposed to be retained and reused. The only change proposed for the windows is the addition of the sidelight, which staff finds is generally compatible with the district and this building. Materials remain the same, and are wood. .. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that this standard has been met. 3. Standard: The proposed development enhances or does not detract from the cultural value of (designated historic structure*) located on the parcel proposed for development or adjacent parcels. (*historic resource) Response: We find that this standard has been met. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a (designated historic structure*) or part thereof. (*historic resource) Response: We find that this standard has been met ALTERNATIVES: The HPC may consider the following alternatives: 1) Approve the Minor Development application as proposed. 2) Approve the Minor Development application with specific conditions to be approved by the Project Monitor and staff. 3) Table action, to allow the applicant to restudy specific issues of the proposal. 4) Deny Conceptual Development approval, finding that the Standards have not been met. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the project at 418 E. Cooper as proposed. Additional comments: memo.hpc.418.ec 2 .. HPC PROJECT REVIEW CHECKLIST Does the Project meet the Standards for Development? Does the Project meet the Development Guidelines? Does the Project support the Community's Preservation Goals? SITE PLANNING ROOF Siting of the Building: Shape (gable, lean-to, etc.) Setback Pitch Facade width Overhang Spacing between buildings Dormers Skylight Chimneys Delineation of street space: Creation of continuous street WINDOWS edge Separation of public, semi-public, Type (double-hung, easement, etc.) and private areas Shape and proportion Fences Rhythm and balance Blinds/shutters Garage placement DOORWAYS Landscape plantings Placement and orientation Type (paneled, etc.) Site improvements: EXTERIOR ARCHITECTURAL Walkways ELEMENTS Driveways Retaining walls Door platforms and steps Porches BULK, PROPORTION and Exterior stairs and decks SCALE (building size) Roofwalks and platforms MATERIALS Height Facade proportions Wall surfaces Scale Foundation Roof MASSING (building shape) TRIM and MISCELLANEOUS Mass of main portion: DETAILS Form Roof shape Trim Orientatron Gutters and leaders Louvres, vents, etc. Additions: House lights Placement Public utilities Form Bulk SPECIFIC DESIGN SUGGESTIONS: : LOSITONd ; 31¥G ATrAC:HMINT 1 1) Project Name 5yeaM- 0£:CA416¥44 21'Mot»L 2) Project Iocation 416 6A9r COOr€'2- A V 6 7 A,rew· , Co . 6\Gtl SLoCAL- 2,9 l)WIT 1 260 OwloW CowboM»JIUM¥5 (indicate street address, lot & block kmber, legal description where appropriate) 3) Present Zoning 6.C 4) Lot Size NA 5) Applicant' s Name, Address & phone # M $26 0 1-4-rk Heu=ee- 422 eAsT Cooper AN6 , AembA , CO 125.1-753 Co) 6) Representative's Name, Address & mione # 4% 184¢:,N ~ 26~40 0 ARLMrrECr5 416 eAM- eq:,aiz- Ave, Aspel,Co. 925 - S9 (OZ) Co3 7) Type of Application (please check all that apply): Corditional Use Concept11al. SPA Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD ~< Minor Historic Dev. Stream Margin - Final RJD Historic Demolition Mountain View Plane - Subdivision Historic Designation Condcniniumization Texti/Map Anprxhmt (2429 Allotmnt Lot Split/Iot line - (2433 Ebarption Adjustment 8) Description of Existing Uses (number and type of existing structures; approocimate sq. ft.; nmber of bedrocm; any Previa= approvals granted to the property). CoMMellcA AL USE , le)< 19nhle STFUCKL~25 MAsok!12.Y¢ Wooc, a»Ismuc:mcg, le&9 sr Wer 9) Description of Development Applicatian 1Ul.ocA-re thr™-,f tx=K:20 ARD St De U Awl- PROM 8* tell "4 12SCE,9SE£> 1~05111061 -ro A PU}Sbt 1Pes\-now 141-10,4 -rwe ·sr<Re¥~Rohtr. 10) Have you attached the following? X Response to Attadlment 2, Mininim Sulinission Contents X Response to Attachment 3, Specific Sulnission Contents )1 Response to Attachment 4, Review Standards for Your Application .. . Ci SPECIAL OCCASIONS DESCRIPTION OF THE PROPOSED DEVELOPMENT Th& proposed development is to relocate the entry door and side light from the existing recessed position to a flush position with the storefront. The existing jamb area at the storefront will be maintained and will remain the same existing green color. The door is to be reused if at all possible, or a similar door will replace it. The existing oak trim is to be reused for the area around the head, jamb and sill of the side light and door. A new side light will be constructed SO the existing opening remains untouched. All the existing side lights and framework will be removed from the recessed location. Please note that the original facade of the building had the entry flush with the storefront. Enclosed is a copy of a picture in HPC files showing this situation. .. L -REVIEW STANDARDS- a.. The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yards side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area. HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. The existing facade of Special Occasions is presently compatible in character with development on adjacent sites. The facade will not be altered significantly by bringing the entry out to the face of the storefront and will restore the building's face back to its original design. The flush entry will then become similar to the Red Onion Building entry. b. The proposed development reflects and is consistent with the character of the neighborhood Of the parcel proposed for development. Presently, the recessed entry is not very apparent. The recessed feeling comes from the two buildings adjacent to it. The Red Onion building has its green canvas canopy extending into the mall on the west side. The Sabbatini store has the black wooden structural canopy on the east side. With these two canopies, the whole single story facade seems to be recessed from the mall. By moving the entry flush to the face of the storefront, the mall's character will not be altered. C. The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Because the alteration of the entry is extremely minor, there will be no effect on the cultural value of the area. .. I £ d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. . Even though a recessed entry is suggested as a part of the historic facade of a storefront, "to create shelter from inclement weather and provide clearance for the door swing", these two items are already satisfied. The use of its existing canopy above the entry sheds the weather. The pedestrian traffic flow is significantly set away from the storefront because of the adjacent buildings' canopies so the door swing will not interfere with it. All existing materials Will be maintained as they are presently so the architectural integrity of the building is virtually unchanged in function, traffic patterns and materials. A '~I .- ~ ..d 4, 1 1 M '. /44:fiE:fi-:. 2,·-r . . - ---h , .... D P : :.. ...11, ' (,1 1 , 1... 0 J .../.... . 1 ( ~~ ~~~ ~ ~ ~~ ~ ~ ,~rr~30¢,41¢~ - 4 . r \ 1.-t . 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